Two-Story Multi-Tenant Office
For Sale
$2,100,000
10054 Alondra Blvd, Bellflower, CA 90706
Two-story multi-tenant office building on a corner lot with exterior entries, individual HVAC, and individually metered utilities.
Property Size5,260 SF
Days on Market134
Property Features for 10054 Alondra Blvd
General Information
Standard status
Active
Size
5,260 SF
Property subtype
Commercial
Building Details
Building Size
5,260 SF
Year Built
1987
Units
912
Listing Agency:
J&I Realty
Listed By:
Ivonne Vargas · License #DRE #00884201
(562) 296-6095
Source:
Elliman
Added: Apr 24
Changed: Sep 4
Last Checked: Aug 11 at 5:13AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of J&I Realty
Investment Insights
Based on property information with market context.
This two-story wood frame and stucco office building was constructed in 1987 and totals 5,260 square feet of gross building area per the assessor. The building is configured as a six-suite, multi-tenant office with exterior stairs and exterior suite entries. Most recently, four offices have been renovated with new bathrooms, new laminate flooring, and professionally painted interiors. Each suite has its own bathroom and HVAC system, and utilities are individually metered for gas and electricity.
The property sits on a corner parcel with approximately 87 feet of frontage on Alondra Blvd and approximately 115 feet along Cornuta Ave, including a rounded corner section of 24 feet. A concrete parking lot immediately adjacent provides parking for 26 cars.
The building is offered for sale as an owner-user or owner-and-tenant user option. Buyer is advised that they should verify all statements and details.
The property sits on a corner parcel with approximately 87 feet of frontage on Alondra Blvd and approximately 115 feet along Cornuta Ave, including a rounded corner section of 24 feet. A concrete parking lot immediately adjacent provides parking for 26 cars.
The building is offered for sale as an owner-user or owner-and-tenant user option. Buyer is advised that they should verify all statements and details.
Key Highlights
- Two‑story 5,260 SF gross multi‑tenant office building built in 1987 on a 13,211 SF corner lot
- Six office suites with exterior stairs and exterior suite entries
- Each suite has its own bathroom and HVAC system, individually metered for gas and electricity
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$114,979
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.48%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,299,580
$2.3M
Cap Rate 7%
$1,642,557
$1.6M
Cap Rate 9%
$1,277,544
$1.3M
Market Conditions
NOI Build-Up for 5,260 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$202.0K $38.40/SF
− Vacancy
−$48.7K −$9.25/SF
EGI
$153.3K $29.15/SF
− OpEx
−$38.3K −$7.29/SF
NOI
$115.0K $21.86/SF
Area
Los Angeles County, CA
Vacancy
24.10%
Lease Rate
$38.40 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,299,580
Cap Rate 7%
$1,642,557
Cap Rate 9%
$1,277,544
Alternative Uses
Best Use
Office B
$1.64M
$1.44M – $1.92M
NOI $114,979 @ 7.0% cap · market cap 5.48%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.82M
$2.46M – $3.29M
NOI $197,133 @ 7.0% cap · market cap 9.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,392
Businesses Nearby
Explore this area
Business Placement
Demographics for 90706, CA
79,179
Population
24,499
Households
3.2
Avg Household Size
36
Median Age
20%
College-Educated
78%
High-School Grad
6.1 sq mi
ZIP Area
12,980
Density / Sq Mi
$77,602
Median Household Income
$38,452
Median Earnings
$1,771
Median Rent
$661,100
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Two-story multi-tenant office building on a corner lot with exterior entries, individual HVAC, and individually metered utilities.
Where is this office units located?
The property is located at 10054 Alondra Blvd Bellflower, CA.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: Two‑story 5,260 SF gross multi‑tenant office building built in 1987 on a 13,211 SF corner lot; Six office suites with exterior stairs and exterior suite entries; Each suite has its own bathroom and HVAC system, individually metered for gas and electricity
